SHOULD I GET
A HOME INSPECTION?

****The advice on this page is NOT comprehensive and is NOT a recommendation the kind of  due diligence you should complete on a home purchase. Information on this page is general information provided as a courtesy estimate only. Information should not be used to determine costs or recommended repairs or inspections. Real Estate Unmasked advises to talk to your local realtor and home inspection pros and get a licensed home inspector out to evaluate every home for specifics and cost breakdowns on a property by property basis. Cost estimates for repairs vary from state to state and contractor to contractor. Our estimates are based off on anecdotal experience and should not be taken as a quote or recommendation. Real estate unmasked will not be responsible for any lack of due diligence by a buyer on a personal home purchase . ****

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A home inspection is not required from a lender when you purchase a home. So ultimately the risk is up to you if you would like to pay for a home inspection or go in blind. Here are a few FAQs about home inspections.

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How much do home inspections typically cost?

• Basic home inspections usually cost anywhere from $300-$1000 depending on the company and the size of the home. 

What does a basic home inspection usually cover?

• Many basic home inspections will check out the roof, foundation, landscaping gradation, electrical (including the inside and outside panel, the breaker, all outlets and light switches in a home.) General plumbing (drainage and evidence of water damage), inspection of the furnace, water heater, and AC units, Fireplaces, radon systems, window functionality, and general overall condition of the property visually (finish work, mold discoloration, peeling paint ect.)

What usually is NOT included in a basic home inspection I may want to consider

1. Full plumbing inspection and line scope (main line that goes to the street included to check for collapsing)

2. Septic system inspection​

3. Meth & other hazardous substance testing

4. A land survey (to check that the property lines advertised are correct.)

5.  Radon test

6. Lead based paint testing

   1. Homes build prior to 1978 have increased risk for lead based paint.​

7. Asbestos testing

   1. Popcorn ceiling with sparkles in it is a red flag for asbestos. ​

   2. Also the vinyl look square tiles with marbling in it laid with black tar is concerning for asbestos.

8. Mold and moisture testing- they have infrared scanners that can look inside sheetrock now​ where they can tell you if there is active moisture problems inside the walls of a home.

I am building a brand new home. Should I still consider a home inspection?

•  In my experience, absolutely yes. A new build does not guarantee that a home was built correctly. Here are a few examples of some issues inspectors I have worked with found on a new build. The best option is to have a third party inspector make sure the contractors and builders are not cutting corners.

  • Roof shingles were installed incorrectly and were peeling. water damage and mold in the ceiling insulation​

  • Radon system installed incorrectly and radon levels were high in home.

  • Missing outlets that the buyer's paid extra to have in the plans.

  • Black mold in a crawlspace from heavy rains in the area.

  • Windows not secured into home correctly. Pressure on a second floor window popped a window out

  • Non-shatterproof windows where they were needed.

  • Wrong sheetrock installed for fireproofing.

  • AC unit not functioning

  • Exterior or supplemental pump for sewage not installed.

  • Brand new piping throughout home cracked with water leaks and mold inside walls from sitting over the winter. 

  • Gas leak into furnace, high carbon monoxide levels. 

  • Log cabin new build had no chinking between logs, low insulation value and bugs intruding. 

What are some common repairs you see in home inspections?

• Here are some of the common repairs I see on some homes and the estimated repair costs if you hire someone to fix it.

  • Electrical outlet is not GFCI when it should be (near water or splash zone) $50 per outlet​

  • Baseboard damaged near shower from not shutting shower curtain. $100 if just cosmetic and no mold

  • "Double tapping" on internal breaker- $100 per breaker

  • The breakers installed in the electrical panel are a different brand. $50 per breaker

  • No tar sealing around the pipes on the roof for plumbing venting. Allows water to get in- $100

  • Settling of foundation with hairline cracks.- cosmetic usually, but if concerning get a engineer. 

  • Hot and cold reversed plumbing.

  •  Improper angling of venting for water heater ~$250

  • Water heater replace ~$2000

  • Furnace replace without ductwork ~$6000-$8000

  • AC replace $3,000-$6000

  • Roof- Depending on size and how many layers of shingles (2 is MAX) $8,000-30,000+.

  • Concrete- standard small driveway~ $15,000-20,000+

  • Main sewer line outside home ~$10,000-20,0000+

Does a home inspection catch everything?​

• Unfortunately no. I personally had a home inspector "miss" something on my personal home. They told me there was an issue with plumbing and gave me an explanation of to what it was- and it ended up being something completely different that costed a few thousand to fix. But at least it was only one surprise, and not many. 

I found a ton of stuff wrong with the house I want to buy, Now what?

1. Luckily in most contracts written by a realtor you have the option to back out of a contract with a due diligence clause typically within the first few weeks of a contract. Depending on your area you may lose part of an up-front deposit if you choose to back out of a contract because of items you found in a home inspection, so you will need to weigh and measure backing out and proceeding with the contract. Most places in the USA (if the market is not a sellers market) will allow you to do a home inspection and back our with little to no financial repercussions within a few days of the contract, check with your realtor or lawyer and ask them about what your specific contract says.

2. Re-negotiate with the seller. You can do this in one of three ways:

   1. Ask them to fix the issue​

   2. Drop the price of the home to compensate you for your future cost to repair

   3. Ask the seller to give you some seller concessions to cover the amount of repairs in closing costs. This is the most popular option typically because it frees up liquid cash for the buyer to pay for the repairs after closing, and absolves the seller of the headache of doing the repairs themselves.

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Most of the time, whenever you pay for a home inspection, you get the money you put into it in the amount of repairs, and worst case, peace of mind.

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